Apartment Block Window Cleaning by Rope Access

Rope access window cleaning for residential buildings

In most apartment buildings above four or five storeys, residents can't safely clean the outside of their own windows, and water-fed poles won't reach. Rope access lets technicians clean every external pane, frame and balustrade from above, without scaffolding and without anything parked in the car park for days.

We work with whoever is responsible for the building: managing agents, residents' management companies (RMCs), right-to-manage companies, freeholders and housing providers. Quotes are written so they can be put to a board or included in a service charge budget.

What's included

External faces of windows and glazed doors
Window frames and sills
External balcony balustrade glass and glazed screens
Communal glazing such as stairwells, entrance canopies and atriums

The exact scope is set out in your quote so everyone knows what is, and isn't, included.

Keeping residents informed

Residents feel more comfortable when they know who will be outside their windows and when. We agree dates in advance and give you notice wording covering the date, closing windows, and keeping balconies clear of anything that could be knocked or damaged.

Hard-to-reach private homes

Rope access isn't only for tall buildings. Some houses have glazing that can't be reached safely any other way, such as full-height gable glass, glazed stairwells or windows above a steep slope. Whether rope access works depends on finding a safe anchor, so send us photos and we'll give you an honest answer.

Anchors, safety and your responsibilities

Whoever controls the building, usually the freeholder or managing agent, should make sure roof anchors are inspected regularly and that records are kept. If yours are out of date or unknown, we can inspect and test them first. For commercial buildings, see commercial window cleaning.

Pricing

What affects the cost

Residential blocks are priced per building after we've looked at the elevations and roof. These are the main factors.

Elevations & drops: How many faces of the building need cleaning, and how many vertical drops each one takes.
Balconies & recesses: Balconies, winter gardens and set-back windows take longer per drop than flat glazing.
Roof anchors: Certified anchors in the right places keep costs down. Anchors with no current inspection need testing first.
Building height: Taller buildings take longer per drop and may need more technicians on site.
Frequency: Regular cleans, for example twice a year, cost less per visit than leaving glass for several years.
Access & parking: Roof access via a locked plant room, concierge sign-in or limited parking all affect planning.

How quotes are structured, and how to compare them like for like: our guide to what affects the cost.

How it works

From enquiry to completed work

01
Enquiry
Send the address, the number of blocks and any previous cleaning or anchor records.
02
Survey & quote
We check roof access and anchors and send a written quote you can share with directors or residents.
03
Notice to residents
We agree a date and give you wording for a resident notice about windows and balconies.
04
Clean & report
The team cleans each drop and reports any visible defects, such as failed seals or damaged frames.

What to ask any rope access contractor

Whoever you appoint, these documents should be available before anyone goes over the edge of your roof. Ask us for ours with your quote.

Rope access technician certificates (for example IRATA or SPRAT) for the people on your job, in date
A site-specific risk assessment and method statement (RAMS) before work starts
A rescue plan, and a named supervisor on site
Evidence that the anchors being used have a current inspection record
Public and employers' liability insurance certificates
Clear scope: which elevations, which glass and frames, and what is excluded

FAQs

Common questions

Do residents need to be at home while you clean?

No. External cleaning is done from outside the building, so residents don't need to be in. We recommend residents close windows and keep balconies clear on the day, and we can provide wording for a notice.

Can you clean balconies and balcony glass?

External balcony balustrade glass and the outside face of windows and doors can usually be reached on ropes. Clearing or cleaning inside private balconies is normally the resident's responsibility. Tell us what you'd like included and we'll confirm the scope in the quote.

Can you clean windows on a private house?

If a house has glazing that can't be reached safely from the ground or with poles, such as tall gable windows, glazed stairwells or windows over a steep drop, rope access may be an option. It depends on whether there is a safe anchor. Send us photos and we'll advise.

Who is responsible for cleaning the outside of windows in a block of flats?

It depends on the lease. In many blocks the freeholder or managing agent arranges external cleaning of windows that residents can't safely reach, and recovers the cost through the service charge, while residents clean the inside. Some leases say otherwise, so check yours or ask your managing agent.

How is the cost split between flats?

We quote for the building as a whole. Managing agents and residents' management companies usually recover the cost through the service charge. We can split the quote by block or by elevation if that helps your budgeting.

What if our block has no roof anchors?

Rope access needs suitable, certified anchors. If none are installed, or their condition is unknown, we'll tell you after the survey. The options are installing a permanent anchor system or using another access method, and we'll say honestly which makes more sense.

More on safety, pricing and booking in our rope access FAQs.

Window cleaning for apartment blocks and hard-to-reach homes